This process is sometimes known as the Civil Plan Review or the 10-Set Review. It is a technical review of the horizontal construction aspects of certain projects.
NOTE: Major utility construction (buried utility 1000 feet or more in length) must go through the Site Development Plan Review process, but the process is somewhat different. See the Major Utility Construction web page for details.
All numbered attachments are from the Land Development Procedures Manual
WEB PAGE SECTIONS
AFFECTED PROJECTS
The following types of projects need a Site Development Plan Review:
- New Construction
- Includes construction of new commercial or industrial buildings, new large capacity permanent above-ground storage tanks (such as tanks at oil depots), new lift stations, new pump stations, new radio/cell tower sites, etc.
- Mobile homes and elevated modular buildings — buildings that are moved onto a parcel rather than constructed on the parcel — are not considered new construction for the purposes of determining whether a Site Development Plan Review is required.
NOTE: If the mobile home or modular building will trigger the requirement for anything else in this list — such as parking changes — it will need to be submitted for Site Development Plan Review. The customer needs to make sure of any requirements before starting the Building Permit process.
- Substantial Improvement
- A substantial improvement is any reconstruction, rehabilitation, addition or other improvement of a structure, improving the square footage of the facility by greater than fifty percent of the square footage of the structure prior to the start of construction, or the cost of which exceeds 50 percent of the market value of the structure prior to the start of construction.
- Road Construction
- Subdivision
- This includes any subdivision of land into three or more parcels. Even though the subdivision ordinance exempts certain subdivisions from the platting requirement, they must still be submitted for site development review. See city ordinance Section 654.106(nn).
- Major Utility Construction
- This is defined as any buried utility greater than 1000 feet in length being placed within the city right of way.
- Restricted Drainage Basin Impacts
- FEMA Flood Zone Impacts - commercial and industrial projects that increase stormwater run-off for a site within a FEMA Special Flood Hazard Area
- New Driveway Construction in Conjunction with Building Construction
- This includes commercial or industrial building additions.
- Parking or Vehicle Use Area (VUA) changes - projects that include new parking areas or re-striping of existing parking areas or include an increase in VUA
- This includes dirt, grass, gravel, or shingle parking, as these types of parking areas must meet the current zoning and landscape codes the same as paved parking.
- Vehicular or Pedestrian Traffic Impacts in Conjunction with Building Construction
- This includes projects that require work in the right of way involving the closure of a traffic lane or sidewalk in conjunction with building construction.
- This includes commercial or industrial building additions.
- Tree Impacts
- This includes any commercial or industrial site work within 50 percent of the drip-line of a tree, or within six feet of a tree
- Converting Use - projects that require a "Converting Use" Permit from the Building Inspection Division
- Converting the use of a site from residential to commercial or industrial uses triggers various requirements.
- The site must meet the zoning code (City Ordinance Chapter 656) for the new use. This includes the need for minimum off-street parking spaces (656.604 PDF 22KB), off-street loading spaces (656.605 PDF 12KB) and and off-street bicycle parking (656.608 PDF 18KB). The site will also need to meet the current landscaping requirements (656 - Part 12 PDF 119KB and 2008-910-E PDF 89KB).
- The site must meet the current Federal Americans with Disabilities Act (ADA) regulations.
- The site must meet the minimum fire protection standards including site access and fire hydrant location.
- The site must meet any drainage pre/post development discharge and treatment requirements. This is seldom an issue with converting a site's use unless it includes a building addition or increase in paved areas.
- Converting use from either commercial or industrial to residential does not have to have a Site Development Plan Review.
- Planning Commission Approval Required - projects that require Planning Commission approval
- This includes such activities as an addition that results in a building 40,000 square feet or larger or subdivision of land. See city ordinance Section 656.404.
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SUBMITTAL REQUIREMENTS
Precursors
- For projects zoned PUD or Planned Unit Development, the PUD Verification process must be completed through the Current Planning Division before submittal of the Site Development Plan. For questions on how to submit for PUD Verification, contact the Planning and Development Department at (904) 630-1900.
- Preliminary Sketch Plan or Site Plan Review process, if required for the development, must be completed through the Current Planning Division before submittal of the Site Development Plan. If you are unsure whether you need a Preliminary Sketch Plan Review, see the list of development types listed in City Ordinance Section 656.404 or contact the Planning and Development Department at (904) 630-1900.
Concurrency and City Development Number
The developer will need to obtain a City Development Number (CDN) for the project. All projects that are submitted to Development Services for review must have a valid CDN throughout the Site Development Plan Review process. The CDN is issued by the:
Concurrency Management System Office
214 N. Hogan St., Second Floor
Jacksonville, Florida 32202.
(904) 255-8330
In many cases, Concurrency will require the development to obtain a Conditional Capacity Availability Statement (CCAS) or a Concurrency Reservation Certificate (CRC). If so, the CCAS or CRC must remain valid throughout the Site Development Plan Review process. The Site Development Plan Review will halt if the CCAS or CRC attached to the development is cancelled or denied. We will not be able to continue the Site Development Plan Review until Concurrency's requirements are met. If an associated CCAS expires during the Site Development Plan Review, the review will not halt, but we will not be able to approve the plans until either the CCAS is granted an extension or it is converted into a CRC.
Review Stages
- Preliminary - This is the first submittal of the Site Development Plans for review. The plans and associated documents will be routed to all review agencies affected by the proposed development.
- Final - Any submittal subsequent to the preliminary review but prior to initial plan approval is called a final review. The plans and associated documents will be routed any review agencies that either disapproved the previous submittal or approved it as noted. The final submittal process will repeat until the plans are approved.
- Revision - Any submittal after the initial approval of the plans is called a revision. The plans and associated documents will be routed to any review agencies affected by the proposed revision.
NOTE: The only items that need to be submitted with a revision are:
- Ten sets of only the revised sheets from the plans
- A couple of copies of any additional needed documentation (drainage calculations, PUD Verification, etc.)
- A transmittal letter (Attachment No. 40) that clearly notes the revisions being made
Required Documentation
The following documents, where applicable, need to be included with the Site Development Plan Review package:
- Ten sets of plans (Plan Requirements)
- Two sets of drainage calculations signed and sealed on the cover sheet by the Registered Professional
- Receipt(s) for review fees if applicable
- Planning has a one-time review fee of $150.
- Fire Marshall has a one-time review fee of $100
- A completed standard transmittal letter (Attachment No. 40)
- A completed copy of Attachment No. 25
- All items must be checked or NA placed on the lines adjacent to each request.
- All required items must be included with submittal or the plans will be viewed as an incomplete submittal and returned.
- An original signed copy of the Recreation "Open Space" Acknowledgement (PDF - Typewriter Enabled 57KB) form if applicable NEW
- This form is required for any subdivision with 25 or more lots or any multiple-family development (Apartments, Condos, etc.) with 100 or more units.
- It must be signed by either the developer or an authorized agent. The signature must be witnessed and notarized. If an authorized agent signs the form, an original signed and notarized copy of the Agent Authorization Form (PDF - Typewriter Enabled 26kb) must also be provided.
- A copy of the approved Planned Unit Development (PUD) and written Verification of the PUD if applicable
- This is required only if the property is zoned PUD.
- A copy of the preliminary sketch plan approval through the Planning Department if applicable
Projects that require preliminary sketch plan per 656.404:
- More than one multi-family structure on a lot under one ownership
- A new structure or combination of multiple structures equaling 40,000 square feet or more of enclosed gross floor area
- Public school facilities
- The subdivision of land into three or more lots
- Proposal of a new public or private street in accordance with design criteria set fourth in the Land Development Procedures Manual
- An approved maintenance of traffic plan if applicable
- Any project that will require the closure of any part of a lane of traffic, closure of a sidewalk or work within 3' of the edge of pavement for a roadway will require an approved Maintenance of Traffic Plan from the City of Jacksonville's Traffic Engineering Division. Please contact (904) 630-CITY (2489) for additional information.
- A subdivision/roadway inspection letter from the developer if applicable
- This is required only for new roadway or new subdivision developments.
- If the developer wishes to use private engineer for inspection services, use Attachment No. 6B. For city inspection, use Attachment No. 6A.
- A digital subdivision file (a.k.a. "911" Disk) if applicable
- This is required only for new roadway or new subdivision developments.
- See Attachment No. 29.
- FEMA submittal package if applicable
- When a development project will cause a reconfiguration of the special flood hazard area due to grading, filling, channel alteration or relocation, development of a stormwater management system or the excavation of lakes, the local administrator shall require the applicant to submit and obtain approval from FEMA of a conditional Letter of Map Revision. Where a floodway is being impacted, this must be obtained prior to construction in the floodway. Following completion of all or each phase of such a development, the local administrator shall require the applicant or property owner to submit to FEMA the as-built topographic and hydraulic information to obtain a final Letter of Map Revision.
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PLAN REQUIREMENTS
Size
Plans must be either 24"x36" prints or, if legible, 11"x17" prints.
Standard Cover Page
With the exception of revision to approved plans, the plans must have the latest Standard Cover Page as the first sheet.
Signature and Seal
Though the Land Development Procedures Manual states that two sets of the plans need to be signed and sealed on each page, this is superseded by the more restrictive requirement of the Building Inspection Division. At a minimum, the plans submitted for Site Development Plan Review need to be signed and sealed on the cover page by any and all registered professions designing the project. Plus any landscape, tree removal, tree protection, tree mitigation, or irrigation sheets need to be signed and sealed by a Landscape Architect. NOTE: any sets that are to be used for obtaining Building or Site Work permits will eventually need to be signed and sealed on each page. This may involve up to five sets of plans. This can be done after the plans are approved, but if any sets submitted for Site Development Plan Review are signed and sealed on each page, please write either S.S. or ALL in the lower right hand corner of the cover page so that we can keep these separate for return to the customer.
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WHERE TO SUBMIT
All Site Development Plan Review submittals need to be submitted to:
Development Services Review Group
214 N. Hogan St., Second Floor
Jacksonville, Florida 32202.
(904) 255-8310
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REVIEW PROCESS
Package Completeness Review
The Site Development Plan Review package will go through a cursory review for completeness when it is dropped off at our customer service counter. Within a day of being submitted, the package will be thoroughly examined for completeness. If the package is incomplete, the customer will be notified. The plans will not be routed for review until the package is complete.
Distribution and Review
Once the package is deemed complete, the project will be assigned to a Review Group team member, and the plans and associated documents will be distributed to the respective review agencies for review. The review agencies will return either their review comments or approvals to the assigned Review Group team member once they have finished their reviews. When all reviews are complete, the Review Group team member will either return five or six sets of approved plans to the customer or will return a compiled list of review comments and plan mark-ups.
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TIMEFRAMES
It is our desire to complete first reviews within 28 working days and each subsequent review within 14 working days. If the plans are received during the morning hours, tracking begins on the same day. If the plans are received during the afternoon, tracking begins the next working day.
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ONLINE TRACKING
At any time, the progress of the review can be checked online through our online tracking system. Here you can find which agencies have completed their reviews and any review comments they have entered. Enter the City Development Number into the fields provided. The second field requires three digits, so make sure to use leading zeros where needed:
City Development Number 1234.56 would be entered as [1234].[056]. City Development Number 9876 would be entered as [9876].[000].
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ADDITIONAL CONSIDERATIONS
Water and Sewer Review
JEA requires a separate review on most projects. Contact the JEA Water & Sewer Development Team, (904)665-6244 for additional information.
Downtown Projects
Projects within the downtown area (PDF 636K) require additional review by the Downtown Development Review Board. This review will need to be done prior to the approval of the Site Development Plan Review.
Building and Site Work Permit Submittals
Building Permit and Site Work Permit for horizontal development can be submitted for review after the second Site Development Plan Review has been submitted. The permit submittals will be approved for review only. The permits will not be fully approved until the Site Development Plan Review has been approved, but this will allow the Site Development and Building reviews to be processes concurrently.
Site Work Permit for site clearing and/or tree removal only can be submitted after the second Site Development Plan Review has been submitted. It will be approved and issued providing any and all erosion control comments and landscape comments have been adequately addressed. See Building Inspection Division's bulletin G-08-03.
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Page Last Updated 5/12/2009
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